Agenda item

The report was introduced by the case officer Daniel Terry

 

It was proposed by Councillor Anderson and seconded by Councillor Wyatt-Lowe that the application be Granted     

 

Vote:

 

For:  5   against:      3         Abstained: 2

 

Resolved:  Granted

Conditions:

 

1.     Details of the access, appearance, landscaping, layout and scale (hereinafter called "the reserved matters") shall be submitted to and approved in writing by the local planning authority before any development takes place and the development shall be carried out as approved. Application for approval of the reserved matters shall be made to the local planning authority not later than 3 years from the date of this permission.

 

Reason: To comply with the provisions of Section 92 (2) of the Town and Country Planning Act 1990.

 

2.     The development hereby permitted shall begin no later than 2 years from the date of approval of the last of the reserved matters to be approved.

 

Reason: To comply with the provisions of Section 92 (2) of the Town and Country Planning Act 1990.

 

3.     The development hereby permitted shall be carried out in accordance with the following approved plans/documents:

 

Location and Site Plan as Existing (001)

 

Reason: For the avoidance of doubt and in the interests of proper planning.

 

4.     The details of access to be submitted for the approval of the local planning authority in accordance with Condition (1) above shall include details of the dropped kerb and visibility splays to either side of the access along Christchurch Road. The development shall be constructed in accordance with the approved details.

 

Reason: For the avoidance of doubt and to ensure a means of access to the development in accordance with Policy CS12 of the Dacorum Core Strategy September 2013 and saved Policies 51 and 54 of the Dacorum Borough Local Plan 1991-2011.

 

5.     The details of landscaping to be submitted for the approval of the local planning authority in accordance with Condition (1) above shall include:

 

-       hard surfacing materials, which shall include the access road;

-       means of enclosure;

-       soft landscape works which shall include planting plans; written specifications (including cultivation and other operations associated with plant and grass establishment);

-       schedules of plants (to include structurally diverse habitat and local species of provenance), noting species, plant sizes and proposed numbers/densities where appropriate;

-       programme of management for the soft planting;

-       proposed finished levels or contours;

-       details of enclosure / screening of bin store locations;

-       minor artefacts and structures (e.g. furniture, refuse or other storage units, signs, lighting, etc.).

 

The approved landscape works shall be carried out prior to the first occupation of the development hereby permitted. The trees, shrubs and grass shall subsequently be maintained for a period of five years from the date of planting and any which die or are destroyed during this period shall be replaced during the next planting season and maintained until satisfactorily established.

 

Reason: To ensure a satisfactory appearance to the development and to safeguard the visual character of the immediate area in accordance with policies CS11, CS12 and CS13 of the Core Strategy (2013) and saved Policy 100 of the Dacorum Borough Local Plan (1991-2011).

 

6.     The details of scale to be submitted for the approval of the local planning authority in accordance with Condition (1) above shall include details of the proposed slab, finished floor and ridge levels of the buildings in relation to the existing and proposed levels of the site and the surrounding land and buildings. The development shall be constructed in accordance with the approved levels.

 

Reason: For the avoidance of doubt and to ensure a satisfactory form of development in accordance with policies CS11 and CS12 of the Dacorum Core Strategy (2013).

 

7.     No development shall take place until details of proposed sustainability measures in the form of a completed CS29 Sustainability Checklist shall have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details unless otherwise agreed in writing with the Local Planning Authority.

 

Reason: To ensure the sustainable development of the site in accordance with the aims of

Policies CS28 and CS29 of the Dacorum Borough Core Strategy (2013), the Sustainable

Development Advice Note (2016) and Paragraphs 154 and 157 of the National Planning

Policy Framework (2021).

 

8.     Prior to the commencement of development hereby approved, an Arboricultural Method Statement and Tree Protection Plan prepared in accordance with BS5837:2012 (Trees in relation to design, demolition and construction) setting out how trees shown for retention shall be protected during the construction process, shall be submitted to and approved by the Local Planning Authority.  No equipment, machinery or materials for the development shall be taken onto the site until these details have been approved.  The works must then be carried out according to the approved details and thereafter retained until competition of the development.

           

Reason: In order to ensure that damage does not occur to trees and hedges during building operations in accordance with saved Policy 99 of the Dacorum Borough Local Plan (2004), Policy CS12 of the Dacorum Borough Core Strategy (2013) and Paragraph 174 of the National Planning Policy Framework (2021).

 

9.     Prior to the commencement of the development hereby permitted details of the foul water drainage system shall be submitted to and approved in writing by the Local Planning Authority.  The development shall be carried out in accordance with the approved details prior to occupation and shall be thereafter retained.

           

Reason: To ensure that the site is subject to an acceptable drainage system serving the development and to prevent flooding by ensuring the satisfactory storage of and disposal of surface water from the site in accordance with Policy CS31 of the Dacorum Borough Core Strategy (2013) and Paragraph 169 of the National Planning Policy Framework (2021).

 

10.No development (excluding demolition/ground investigations) shall take place until details of the materials to be used in the construction of the external surfaces of the development hereby permitted have been submitted and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

 

Reason: To ensure satisfactory appearance to the development and to safeguard the visual character of the area in accordance with Policies CS11 and CS12 of the Dacorum Borough Core Strategy (2013).

 

11.Prior to occupation of the development hereby approved, full details of the layout and siting of Electric Vehicle Charging Points and any associated infrastructure shall be submitted to and approved in writing by the local planning authority. The development shall not be occupied until these measures have been provided and these measures shall thereafter be retained fully in accordance with the approved details.

 

Reason: To ensure that adequate provision is made for the charging of electric vehicles in accordance with Policies CS8, CS12 and CS29 of the Dacorum Borough Core Strategy

(2013) and the Car Parking Standards Supplementary Planning Document (2020).

 

12.Should any ground contamination be encountered during the construction of the development hereby approved (including groundworks), works shall be temporarily suspended, unless otherwise agreed in writing by the Local Planning Authority, and a Contamination Remediation Scheme shall be submitted to (as soon as practically possible) and approved in writing by, the Local Planning Authority. The Contamination Remediation Scheme shall detail all measures required to render this contamination harmless and all approved measures shall subsequently be fully implemented prior to the first occupation of the development hereby approved.

 

Should no ground contamination be encountered or suspected upon the completion of the groundworks, a statement to that effect shall be submitted in writing to the Local Planning Authority prior to the first occupation of the development hereby approved.

 

Reason: To ensure that the issue of contamination is adequately addressed and to ensure a satisfactory development, in accordance with policy CS32 of the Core Strategy (2013) and to accord with paragraphs 174(e) and (f), 183 and 184 of the National Planning Policy Framework (2021).

 

13.Notwithstanding the provisions of the Town and Country Planning (General  Permitted Development) Order 2015 (England) (as amended) (or any Order amending or re-enacting that Order with or without modification) no development falling within the following classes of the Order shall be carried out without the prior written approval of the Local Planning Authority:

 

Schedule 2

 

Part 1

Classes A, B, C and E

 

Part 2

Class A

 

Reason: To enable the Local Planning Authority to retain control over the development in the interests of safeguarding the residential and visual amenity of the locality in accordance with Policies CS11 and CS12 of the Dacorum Borough Core Strategy (2013) and Paragraph 130 of the National Planning Policy Framework (2021).

 

Informatives:

 

1.     Planning permission has been granted for this proposal. Discussion with the applicant to seek an acceptable solution was not necessary in this instance. The Council has therefore acted pro-actively in line with the requirements of the Framework (paragraph 38) and in accordance with the Town and Country Planning (Development Management Procedure) (England) (Amendment No. 2) Order 2015.

 

2.     Identifying Potentially Contaminated Material:

 

Materials or conditions that may be encountered at the site and which could indicate the presence of contamination include, but are not limited to:

 

Soils that are malodorous, for example a fuel odour or solvent-type odour, discoloured soils, soils containing man-made objects such as paint cans, oil/chemical drums, vehicle or machinery parts etc., or fragments of asbestos or potentially asbestos containing materials. If any other material is encountered that causes doubt, or which is significantly different, the applicant should contact the local planning authority.

 

3.     The Environmental Health Team has a web-page that aims to provide advice to potential developers, which includes a copy of a Planning Advice Note on “Development on Potentially Contaminated Land and/or for a Sensitive Land Use” in use across Hertfordshire and Bedfordshire. This can be found on www.dacorum.gov.uk by searching for contaminated land and I would be grateful if this fact could be passed on to the developers.

 

4.     Construction Hours of Working - (Plant & Machinery) Informative       

           

In accordance with the councils adopted criteria, all noisy works associated with site demolition, site preparation and construction works shall be limited to the following hours: Monday - Friday 07.30am - 17:30pm, Saturdays 08:00am - 13:00pm, Sundays and Bank Holidays - no noisy works allowed.

           

5.     Construction Dust Informative 

           

Dust from operations on the site should be minimised by spraying with water or by carrying out of other such works that may be necessary to supress dust. Visual monitoring of dust is to be carried out continuously and Best Practical Means (BPM) should be used at all times. The applicant is advised to consider the control of dust and emissions from construction and demolition Best Practice Guidance, produced in partnership by the Greater London Authority and London Councils.    

           

6.     Noise on Construction/Demolition Sites Informative         

           

The attention of the applicant is drawn to the Control of Pollution Act 1974 relating to the control of noise on construction and demolition sites.